New regulations on short-term rentals in Spain

Changes to regulations for investors who own rental properties! Spain is updating its laws, imposing new obligations on property owners. What should you know about the new regulations and how will they affect short-term rentals?

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A new era of renting in Spain. The country located on the Iberian Peninsula wants to regulate the tourist market and is changing the law. The reason? To increase budget revenues and protect the interests of permanent residents who have been struggling with rising long-term rental costs. It is also a way to protect tourists and facilitate the exchange of information between state authorities and investors offering flats for rent. Spain has already begun implementing the changes. Be sure to familiarise yourself with the most important information to avoid possible financial and legal consequences.

The new law, introduced by Royal Decree 1312/2024, established the Single Rental Register. The key date for landlords is 1 July 2025, when it will become mandatory to have a registration number in order to offer short-term rentals on online platforms. This will allow the authorities to supervise the offers. Although some investors may view the new regulations as an obstacle, it is worth approaching this in a different way – as an evolution and professionalisation of the tourism market.

The change in the law protects tourists and the local community, yes, but property owners in Spain can also benefit. The new regulations will certainly improve transparency and increase security, which in the premium sector can be worth millions of euros. The mandatory register will also help to eliminate unfair competition and increase confidence among tourists travelling in luxury.

The introduction of this register is linked to Regulation (EU) 2024/1028, approved by both the European Council and the Parliament. The fact that the register, and thus the new regulations, is part of a broader directive demonstrates the desire to harmonise standards and maintain them at the highest level. This increases Spain's attractiveness to both wealthy investors and tourists who prefer luxury conditions.

The new regulations, effective from the beginning of July, primarily concern the creation of the Single Rental Register (Registro Único de Arrendamientos) and the Digital Rental Service Centre (Ventanilla Única Digital de Arrendamientos). In practice, this means that anyone offering short-term rentals in Spain must have a unique identification code.

The registration requirement applies only to booking platforms where contracts are concluded and payments are made online. These are primarily Airbnb and Booking.com. These portals will be required to verify registration numbers, and the lack of a valid code will make it impossible to legally offer rentals on these platforms. However, this obligation does not apply to classified ad services, which act as a ‘virtual showcase’, i.e. they are only used to present properties.

Which properties are subject to registration? Both those for holiday and temporary rental. It is not only the owner who must obtain a unique identifier. The following are also obliged to do so:

• perpetual usufructuaries,
• tenants with the right to sublet.

Read also: New property tax in Spain for non-EU foreigners. A realistic proposal or a publicity stunt?

How much can you earn from renting out an apartment in Spain? It depends, but obtaining a registration number is a strategic business decision that will help you increase your profits. Properties with an official code will be perceived as more credible, and that means one thing when it comes to renting out a flat in Spain – prices can be higher.

In addition, a registration number is necessary to legally publish advertisements on the largest booking portals, where your customers from all over the world are waiting. Remember that it will also affect credibility and trust, which is crucial for flats and villas on the Iberian Peninsula. Thanks to it, you can offer higher rental costs for flats in Spain.

When considering how to rent a flat in Spain after the new regulations come into force, you should start by completing the formalities, i.e. obtaining a registration number. To obtain a unique code, you must submit an electronic application via the Ventanilla Única Digital de Arrendamientos (Digital Rental Service Centre) platform. Based on this application, the code is formally assigned by the Property Registrar. The standard verification procedure requires you to provide:

• the address of the property,
• the cadastral number,
• the capacity of the property (the number of people who can rent it at one time),
• the type of rental (entire property or individual rooms).

If you offer a tourist flat for rent, Spain also requires you to provide a statement confirming that you meet the conditions set by the autonomous community. The cost of obtaining a registration number is €27. Although the code is issued for an indefinite period, it will be subject to verification once a year.

The new regulations based on Regulation (EU) 2024/1028 are a way to increase transparency and control of the short-term rental market. Although a registration number is necessary for the legal publication of advertisements, it does not exempt you from the obligation to obtain regional tourist licences. These, in turn, are regulated by the autonomous communities.

Failure to comply with the new regulations may lead to serious consequences, such as the blocking of advertisements on booking portals. Importantly, a dedicated system of penalties for non-compliance with the registration obligation is still in the pipeline. However, this does not mean that there will be no sanctions, as their amount and enforcement depend on the regulations of the individual autonomous communities in Spain.

The new regulations increase market transparency and help eliminate unfair competition. Thanks to them, renting a flat in Spain will become safer, and owners of luxury properties will be able to build a strong position that will attract demanding premium customers. Would you like to invest in an apartment or villa on the Iberian Peninsula? Find out more about Elite World Estates and discover its range of exclusive properties for rent. Spain is one of the best investment destinations!

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Let us narrow down the search among the properties available through us, by contacting us and finding the best options for you. We are here to help you! Please enter your contact details below and we will contact you as soon as possible.

Let us narrow down the search among the properties available through us, by contacting us and finding the best options for you. We are here to help you!
Please enter your contact details below and we will contact you as soon as possible.